Calendar of Events pg 9
March GM Highlights pg 26
Rent Foundation pg 14
New Members pg 3
Patron Sponsors pg 5
Members pg 7
Spring Golf Outing pg3
april is NATIONAL FAIR HOUSING MONTH
April is National Fair Housing Month. Every year, HUD, local communities, fair housing advocates, and fair housing organizations across the country enhance the public’s awareness of their housing rights, highlight HUD’s fair housing enforcement efforts, and emphasize the importance of ending housing discrimination.
National Fair Housing Month increases efforts to end housing discrimination and raises awareness of fair housing rights. The month also remembers the assassination of Rev. Dr. Martin Luther King Jr. in 1968 and his contributions to the Civil Rights Movement. The Fair Housing Act also celebrates its anniversary during April.
In 2018, the Fair Housing Act celebrated its 50th anniversary. Designed to protect Americans from discrimination in the sale, rental and financing of housing based on color, race, national origin and religion, the act later extended to sex, disability and family status.
Get a deeper understand of the history of Civil Rights Movement and the Fair Housing Act by attending the "Fair Housing Survey 1968-2018" Seminar on April 24, 2019 at the Trade Show Seminar. This unique seminar features an exhibit of color photos from 1965 and 1966 showing the highly public civil rights push for "Open Housing" continued on next page
Greater Dayton Apartment Association
Survey 1968-2018" Seminar
April 24, 2019
1:30 - 4:30pm
a look inside:
51 years ago, on April 11, President Lyndon Johnson signed the Civil Rights Act of 1968 and fair housing became law. In signing the landmark measure, President Johnson declared, “Now, with this bill, the voice of justice speaks again. It proclaims that Fair Housing for all, all human beings, who live in this country, is now part of the American way of life.”
Co-sponsored by Senators Edward Brooke and Walter Mondale, the Fair Housing Act sought to end residential segregation and ensure all Americans had access to safe and decent housing. The Act originally prohibited discrimination in the sale, rental and financing of housing based on color, race, national origin and religion. Later, the Act was amended to prohibit discrimination based on sex, disability and familial status.
april is NATIONAL FAIR HOUSING MONTH
Continued from page 1
President Lyndon Johnson signs the Fair Housing Act into law with co-sponsors, Senators Edward Brooke (left) and Walter Mondale (right)
The Greater Dayton Apartment Association believes in the spirit of Fair Housing. All real estate advertised herein is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make any such preference, limitation or discrimination.” State and local laws forbid discrimination based on factors in addition to those protected under federal law.
2019 trade show exibitors
Able RoofMr. Roof
Aquatic Plus Pond Management
Cincinnati Coin Laundry
Harrisons Pro Tree
Home Depot Pro Multifamily
Houser Asphalt & Concrete
IDW Window & Roof Cleaning
Maintenance Supply Headquarters
National Credit Systems
One Man & A Carpet Van
One Way Carpet Restoration
Precision Concrete Cutting
Protective Thermal Solutions
Scherzinger Pest Control
Sherwin Williams Flooring
Sherwin Williams Paint
Snowball Pest Control
The Lake Doctors
US Lawns of Dayton
Wash Multifamily Laundry
Willis Law Firm
Blenheim management Services
Arianna Maine, (937) 293-6363
740 Residenz Pkwy
Kettering, OH 45429
Arianna Maine, (937) 429-0891
2294 Zink Rd #7
Fairborn, OH 45324
New members are approved by the Membership Committee and the Board of Directors. If you have any questions or comments about sponsoring new companies, please contact the GDAA office at (937)293-1170 or email@example.com
premier patron sponsor sponsoroSponsors
Amber Lynch, (937) 268-8380
735 Dearborn Avenue
Dayton, OH 45417
Cincinnati Coin Laundry
Harrison's Pro Tree Service
Home Depot Pro
Larry Lasky, Attorney at Law
Oberer Management Services
Sherwin Williams - Flooring
Sherwin Williams - Paint
Willis Law Firm
Lakeview Cooperative estates
Vanessa Vogel, (937) 429-0891
2294 Zink Rd #7
Fairborn, OH 45324
Shirley Malone, (317) 921-1963
1712 N. Meridian Street
Indianapolis, IN 46202
"Doing business with a member is just good business."
Ad deadlines are the 20th of the month for the next month’s issue. Placement of articles and ads is limited to pre-set space and dimensions of the Update. Submissions may or may not be used and placement is at the discretion of the editor.
The Update is a monthly publication of the Greater Dayton Apartment Association, for more information on advertising call (937) 293-1170. For the most up-to -date information check out our website: www.gdaa.org.
star associate members
2019 UPDATE ADVERTISING RATES: Ad rates are for full color ads. Link from your ad to your website is included. Ads must be submitted as a press quality pdf file or high resolution jpg.
Business Card............ $ 65
Half Page........................$145 Star Associate Member....... $116
Full Page.........................$185 Star Associate Member.........$148
Cincinnati Coin Laundry
HOME DEPOT PRO
Jetz Laundry Services
Maintenance Supply Headquarters
Sherwin Williams Flooring
The Lake Doctors
benefits of A STAR ASSOCIATE MEMBER:
A 20% discount on ALL advertising.
You will be included in the rotation of the Star Associate Member of the Month and have a featured article in the issue as the “Star Associate Member of the Month”.
Announced as a “Star Associate Member” in every issue of the UPDATE.
Open Listing in the on-line Member Directory.
You will also be listed on the home page of the GDAA website.
To be a Star Associate Member you need to place at least a ½ page ad in 6 consecutive issues of the UPDATE Newsletter and a ½ page ad in GDAA Membership Directory.
STAR ASSOCIATE MEMBER
OF THE MONTH
"MARKETPLACES WILL CLEARLY HAVE A MAJOR IMPACT IN HOW WE DO BUSINESS"
2020: What's next for Apartment technology
naa units magazine
Technology in the rental housing industry is at a tipping point, the likes of which hasn’t been seen in 15 years.
During the late 1990s and early 2000s, the industry experienced an onslaught of game-changing technologies:
Automated credit screening, pricing and revenue management (PRM), Web-based Property Management Systems (PMS) and resident/prospect portals.
The ensuing 10-plus years saw, at best, minor advancements in process through technology; but that is clearly changing. While not yet certain exactly how they will play out, technologies such as artificial intelligence (AI) and machine learning, smart-home devices and short-term rental (STR) marketplaces will clearly have a major impact in how we do business—a much bigger impact than the new technology that has entered our business since the early 2000s.
Based on interviews with 20 COOs and CIOs to get a sense of the “state of the state” for rental housing operations, a glimpse into where the industry is headed with technology during the next couple of years became apparent.
The white paper “20 for 20: Where Multi-Family Housing Operations is Heading by 2020” addresses the situation.
The Top 5 Observations
1. One big project
Half of those interviewed for this paper had a technology project in 2018 that basically dominated resources to the exclusion of any other major project; and 70 percent of those were either a transition to a new PMS or a major upgrade to their existing PMS.
These infrastructure investments only pay off if they are followed by significant projects that build on top of that infrastructure.
2. Short-term priorities and tech hype not yet aligned
The key topics presented at NMHC’s OpTech Conference in November included AI, smart-home platforms and STR technologies. Yet none of the COOs or CIOs interviewed listed any of those among their “top three” priorities for 2019.
That doesn't mean they have no interest or activity (intentional double negative), but it does mean the rental housing industry is a bit early in the hype cycle for each of the three.
Continued on next page
2020: What's next for Apartment technology cont...
NAA OPEN DOOR
As a key benefit of NAA membership, Naa Open Door helps you get a handle on the cost of products and services you use every day. By combining the purchasing power of thousands of NAA members with the excellence and reliability of trusted name brands, it connects you to exclusive savings that make your buying decisions easier. Your access to exclusive savings hinges on your decision to explore NAA Open Door.
Exclusive to NAA Members, Free to access, Save time and Money
amenity evaluation, renovation return analysis and ongoing development of PRM associates..There is the first-mover advantage in AI and STR because efforts from those movers learn and mature sooner than others and can maintain that cultural advantage for years.
Conversely, the smart-home tech may have a first-mover disadvantage if it ends up investing in the Betamax version in a VHS world.
3. Recruiting and retaining talent
Everyone said that recruiting and retaining quality talent was increasingly difficult. As challenging as they said it was in 2018, all stated they expect it to be equally difficult (or more difficult) in 2019. Most are focusing on culture (creating a sense of belonging to something with a greater purpose), policies (e.g., loosening tattoo and piercing standards to attract a wider talent pool) and investing in career development and training as key strategies for dealing with this challenge. On the development side, the clear No. 1 priority is investing in sales (leasing) performance improvement. That is not surprising given a 10-year bull-run in apartment performance doesn’t exactly leave metaphorical sales muscles at their peak level. For executives peering into a future rife with possible slowdowns, it seems wise to improve those capabilities in preparation for potential clouds ahead.
4. Business Intelligence (BI) adoption
Several interviewees mentioned BI projects as a key area of focus though few were completely satisfied with their results to-date.
We noticed that the pace of the adoption cycle for BI has differed from the technology mentioned earlier. Those were clearly led by owner-operators and followed a path where early innovators spent years getting just a handful of customers before hitting a tipping point of rapid adoption.
In contrast, BI is following a slow, steady pace of adoption with no rapid increase and seems to be equally led by fee managers as by owner-operators. The motivation for fee managers is the need to meeting their clients’ expectations for quantity, quality, pace and
customization of data and reporting.
Candidly, most BI projects are not set up for success. They tend to be IT-led and/or report-centric rather than business-led and focused on dashboarding and predictive analytics. A company driven by analytics is highly recommended.
5. PRM turns 18
This month is the 18th anniversary of the very first property that went live on LRO (for any trivia buffs, it was Hunters Run in Austin, Texas). When asking executives what they thought was missing in PRM, CIOs told us they haven’t been involved in PRM for years and COOs struggled to articulate any driving needs.
It’s concerning that executives have become complacent about PRM. Other industries (e.g., hospitality) view PRM as a Sisyphean task and never stop working on refining models and processes. At a minimum, there is opportunity in better lease-up pricing, unit
4/16 Committee Meetings
Membership Committee 9-10 am
Program Committee 10-11 am
Education Committee 11-12 pm
Social Media Committee 12 -1pm
Legislative Committee 3-4 pm
4/24 38th Annual Trade Show
Fair Housing Seminar
for complete details and to register click here for gdaa website
april Education and events
4/09 Pool School
Excel for Beginners
Spring Golf Outing
4/17 Selling to Personalities
SELLING TO PERSONALITIES
Are you a Sports Car, or a Minivan? Maybe you are a Monster Truck or a reliable Sedan.
Let Christie Rogers help you find out. Learn how to identify what personality type you are and how to recognize with personality types your customers are.
According to a report published in the Harvard Business Journal, 78% of all purchasing decisions are based on whether or not we like the sales representative.
During the initial contact, the prospect will form impressions of you. According to a study conducted at Duke’s School of Psychology and Human Behavior, these impressions are formed in 14-30 seconds.
Good, positive communication is essential the moment you greet the prospect. This can, at times, be challenging because of the personality type of the prospect.
Understanding the different personality types will help you customize your presentation based on your assessment of the prospect's personality. Quick assessment will be very valuable in improving your communication with the prospect and your ability to close the sale.
PRESENTED BY: CHRISTIE ROGERS, DIRECTOR OF TRAINING AND DEVELOPMENT
This educational offering is recommended for Management and Leasing as well as Associate/Vendor members.
Insider Tips for Associate
Maintenance and Vendor
focus on fair housing
Locally Protected Classes under Fair Housing Laws
The Miami Valley Fair Housing Center updates its publication Fair Housing Non-discriminatory Rental Practices annually. In 2017 it added a glossary of definitions of protected classes. Included are the state and local protections that Ohio and Dayton have added to their fair housing law.
Ohio protects ancestry and military status. Ancestry- One’s lineage, or the people who were in one’s family in past times. This bolsters national origin protection afforded by the federal fair housing law. Military status refers to a person’s engagement in the uniformed services including the armed forces, the Ohio organized militia, and the National Guard. It does not include a person’s veteran status.
Dayton, in addition to the seven federal and two state protected classes, has four additional protected classes: sexual orientation, gender identity/expression, age and military status. Here are the definitions from the Dayton Human Rights Ordinance.
· Age- means at least forty (40) years old.
· Gender Identity- The gender-related identity, appearance, or mannerisms or other gender-related characteristics of an individual, regardless of the individual's designated sex at birth.
· Sexual orientation- means a person’s actual or perceived homosexuality; bisexuality; or heterosexuality, by orientation or practice, by and between consenting adults.
· Marital Status- Refers to being single, married, divorced, or widowed.
Information for the article was gathered by John Zimmerman, VP Miami Valley Fair Housing
Greetings fellow GDAA members. We are happy to bring you an update of the Rent Foundation’s activities. Last month we met and studied 4 applications for rental assistance. Through the screening and voting process, one resident was approved for financial help.
The GDAA Rent Foundation helped keep a single mother and her baby from being homeless. We could not have done this without your continued support. This money was sent to her apartment complex and paid her past due rent in full. The single mom we helped, had given birth prematurely in recent weeks. This unforseen crisis caused her excessive hospital bills and unexpected missed work time. The result was a shortfall in her rent.
Today, she is caught up on her rent, and her and her baby are doing fine. It is heartwarming stories like this month after month that we like to share with you. The good The Rent Foundation is doing in the community is real. The effects are helping local families, that in return support us by living in the communities we manage or work for as vendors.
The financial state of the Rent Foundation is strong and we hope to build our funds this year through 2 major events coming this fall :
OCTOBER 4th – The CHILI FOR CHARITY GOLF OUTING at 9am, at PIPESTONE GOLF COURSE
NOVEMBER 16th – The NITE AT THE RACES will be held 6pm at the MIAMISBURG MOOSE LODGE
Stay tuned as we will be introducing sponsorship packages that will include BOTH events in one bundle. Call it a “Chili Nite” Sponsorship, if you will.
As always, please note the change jars at the tables of each GDAA general meeting. This is another way we meet fundraising goals. Your loose change can house a family.
On a side note, The Rent Foundation also wanted to address the passing of John Fry, an apartment maintenance technician and longtime fixture at GDAA events. He had worked at the Conifers and Covey Run among other places with his wife Nikki who also works in the industry. John had a sweet dispostion and great sense of humor. He was a dedicated employee and friend to all. John died after a brief illness and the unexpected healthcare costs have proved to be a great financial burden on the family. The Rent Foundation has voted and approved a donation to his family this week to help pay down those costs.
Again, we could not touch these lives without all that the GDAA members have done for us . Thank you for giving us the power to change their world for the better.
The Rent Foundation Committee
gdaa rent foundation april update
gdaa mission Statement
Connecting and advancing the multi-family industry through partnerships, education, and advocacy.
GDAA Member compass
The GDAA website has a Member Compass which allows Members to register for classes or events, check on the status of their membership, look at their invoices and payment status, connect with others, and much, much more. The goal is to help you and your community and company get more out of your membership with GDAA. We want you to have the information you need when you need it!
Just follow these simple steps:
Go to Membership
Is Your Company a Member? Create Account
Agree to the Terms & Conditions
Choose how to connect (Facebook, Google, or enter an email and password)
Complete your profile. Enter as much info as you want or just the minimum.
That’s all there is to it! Click here to create your Member Compass now!
the lost art of making the customer connection
leah's blog - multifamily insiders
Like any sales position, making that customer connection as a first impression is huge. In fact, I believe it is underrated and understated. As a previous leasing consultant, I have had many prospective residents share with me that although the property I worked at may have not been the newest, have the best amenities or the greatest specials, it was in fact the connection with me that pushed them to commit and lease. These often turned into long term residents as well. Making that connection starts with listening. As I spent time with the customer and really listened to their needs, the connection allowed them to put trust in me as a representative of the company or owner. A "relationship" was formed by taking the time to really get to know the customer and help them figure out what is best for them. Knowing that I put their needs first, didn't rush the process or even push them to make a decision, allowed the customer to gain trust that I really had their best interest in mind. The more experience I gained meeting customers and discussing their needs and "hot points", I realized that the connection process
is really different with each type of personality. As an example, when helping a customer which appeared to be an "engineer" type, I discussed the information as it related to very specific details and the logistics side of leasing. This personality doesn't typically make emotional decisions and wants to arm themselves with as much knowledge as possible, likely taking more than adequate time to make their decision. A matter of fact, practical approach is generally appreciated by this type.
CONTINUED ON NEXT PAGE
On the other hand, the elderly couple that hasn't rented in 30 years needs to be approached in a completely different manner. Selling them on the online portal and paperless process is not only scary to them, it will likely push them away. I would approach this couple as if they were my grandparents. I will want to hear all about their grandchildren and even remember their poodles' name. Providing them with all of the maintenance services we offer and the directions to the local senior center is always a good start to a memorable connection.
Lastly, the single mother with the two kids will get a personal tour of the playground. In fact, if they prefer, the kids will get to try out the
playground while mom and I discuss the details of the gated community and onsite courtesy officer.
Serving the community involves making that personal connection with each and every customer. It also pays forward when it's time for renewal. It's important to be intentional with each email, call or visit as another chance to find and secure that connection. Don't let the opportunity pass you by to make that personal, yet memorable, connection.
-multifamily insiders february 2019
the lost art of making the customer connection cont
"Doing business with a member is just good business"
Lawn Maintenance is one of the most important seasonal contracts. As the weather conditions improve, we can sense leasing season is about to begin. Two items bring prospects to our leasing center. Our leasing skills, and the appearance of the property are the first impressions we offer our prospects. Our grounds, the lawn areas are the foundation to our curb appeal with flowers and exterior decorating.
When the grounds keeping services are provided by a contractor, communication is key to achieving the appearance you desire. The decision and awarding of the grounds contract will take considerable effort. Here are a few tips to get the most out of this important service.
1. Understand the proposal.
The contractor will be selected based on the price of his services. The grounds contract generally includes mowing, blowing grass cuttings, edging and sometimes other services.
Meeting with each contractor that gives a proposal will eliminate any confusion on the expectation for work to be performed. I managed a very large property and selected a contractor on a very economical price for edging. Several weeks into the contract, I noticed the property was not being edged. A call to the contractor provided an answer that he would do some edging every week, but certainly not the entire property it was too large! My decision based on the edging price didn’t take into consideration that the edging was going to be a portion of the property each week.
2. Meet The Crew
Owners of companies are generally very professional, cordial and quick to agree to any detail requested during the bid process. Meeting the people who will actually do the work establishes accountability. You’re looking for agreement and understanding in the terms of the contract. A verbal description of how the work will be performed and what you should expect in terms of a finished product.
3. When Damage Occurs
One of the biggest problems with lawn maintenance involves the uses of string trimmers too close to buildings. The bottom rows of siding are filled with cuts and knicks. A costly repair, unsightly damage can be avoided with care and attention. Walking the property at the beginning of the season with photo documentation will establish a baseline for an inspection at the end of the season for possible repairs. Occasionally a rock or other item is picked up by the mower blades resulting in a broken window in a building or possibly a residents vehicle. With appropriate documentation, you need to know how the vendor will resolve these problems.
4. Weather Delays
Generally the contractor will place your property on a schedule. Mowing every Tuesday. But what happens when it rains on Tuesday? Do you get mowed on Wednesday? Do you wait until the next week? And if rains the next Tuesday again? During the “growing” season a week delay, or two can result in excessive amounts of clippings. Will the vendor clean this up? Is there a fee for this service? It’s also important to be clear if the pricing for the contract is a per mow fee, or a flat fee for the month or the season. continued on the next page
lori hammond, property Management Minutes
Six Tips to Consider With Lawn Maintenance
Six Tips to Consider With Lawn Maintenance cont
In many climates, there are drought weeks where there is no reason to mow. If you cancel a mow, will the billing reflect a week that you aren’t charged? If you are able to cancel a mow saving the fee; how much notice is expected?
5. Time for Service
Establish a time frame for starting and ending the use of power equipment of the property. It’s not possible to schedule a time when all residents are away from the property. But if you have a demographic with late night employees, is it possible to schedule start of work after 10 a.m.?
After whatever craziness our residents experience in their workplace during the day, they generally don’t want to be greeted with the sounds of mowers, blowers and edgers at the end of the day. Establishing a policy of no power equipment after 6 or 7 p.m. Confirms that your residents aren’t frustrated listening to mowers and blowers until the sun goes down.
In addition to limiting service times around the resident profile, its also important that there is onsite staff available when a contractor is working at the community. In the slight chance there is a problem, the contractor has a team member that can assist.
6. Understanding the Size of the Company
Is this a one man show? Or are there multiple crews? If there’s a breakdown of equipment or transportation vehicles will there be any delays in meeting the schedules? Depending on the size of your property its important to check with references. Both the caliber of work, but also the size of the properties. Finding out three weeks into the season, that your grounds are “just a little too much” for his crew. Leaving you scrambling to get a place on another schedule.
The grounds maintenance service is a large financial investment. The property appearance, your curb appeal is the first impression. Using these tips can help get the results you need to present an attractive property for your residents and your prospects.
"Leasing traffic begins to double starting in spring through summer"
by Brendix Anderson
APARTMENT MANAGERS PREPARE FOR THE PEAK LEASING SEASON
With some observers predicting an improving vacancy environment this spring, it is a good time for onsite teams to think about how they’re using technology and old-fashioned grassroots marketing. Days are getting longer… and as temperatures climb from less than zero to well above freezing. Springtime is only a month or so away. At apartment communities, managers are preparing for the annual Spring Rush—a big increase in the number of visits to their apartment communities that comes when the temperatures warm up. This spring, the demand from potential residents should be a lot stronger than it was last year. “Leasing traffic begins to double starting in spring through summer,” says Michele Butler, Regional Vice President for Pinnacle. “It is super important to have the appropriate number of staff members onsite during this high-volume season so all opportunities to close the deal are captured.” Property managers are making sure their properties are ready for heavier traffic—especially in parts of the United States where winter weather is harsh enough to cause apartment shoppers to wait for springtime before making a visit. New technology helps managers to keep leasing apartments -- even in on the coldest days -- but springtime still makes a big difference. This year, stronger demand for apartments should make the spring leasing season stronger than last. “Because of improving vacancies in apartments, especially at the top of the market, lease-up of new buildings should see some improvement,” says Andrew Rybczynski, Senior Consultant for CoStar Portfolio Strategy, referring to his forecast for the first quarter of 2019. Classic property management ideas still work Property managers are planning to use a mix of classic techniques and newer technologies to capture the anticipated extra leasing business. “The ‘Spring Rush’ will remain important,” says Jackie Rhone, Executive Director of Real Estate for Greystar. Simply holding standard events can help draw people to an apartment community. “The good ol’ fashion onsite Open House."
And to all of YOU!
A Big Thanks For Attending the
March Morning General Meeting!
Thank you to our speakers that took time out of their busy morning to share vital information with the membership!
Fred Tayco- Director of External Affairs for the NAA
State Representative Niraj Antani- Ohio House of Representatives 42nd District
Barbara Doseck- Law Director for the City of Dayton
march GENERAL MEETING
Maintenance Education Council
Rent Foundation Committee
Peak 10 Group
Jacques Brose- Oberer Management Services
Joe Colborn- Denizen Management
Stephanie Collins- Miller- Valentine Group
Kayde Fitzpatrick- Able Roofing
Paula Fleener- Simms Management
Karla-Knox Gordon- GDPM
Denise Harrison- Harrison Pro Tree Service, LLC
John Ison- Kinetic Renovations, LLC
Tammy Markman- Rent Path
Carol Prudden- Oberer Management Services
Sham Reddy- GDREIA
Tina Warner- PMR Companies
gdaa Executive officers
Oberer Management Services
Assistant Executive Director
Trade Show Committee
C&D Property Management, Inc
Jo Ann Kuchenbecker
Rent Foundation Applicant Assistance
greater dayton apartment association staff
Office Hours: Monday - Friday 9:00am - 5:00 pm
3155 Elbee Road, Ste. 300
Dayton, Ohio 45439
(937) 293-1170; FAX (937) 293-1180
2019 GDAA board of directors